# 4 bedroom detached house for sale (PE21 7AF)

## Property Details

| Key | Value |
|-----|-------|
| Address | MAPLE HOUSE, CHURCH LANE, BOSTON, WYBERTON, LINCOLNSHIRE PE21 7AF |
| Price | £415,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 271 m² |
| Last sold | £385,000 Feb 2007 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 23/03/2035
- **Current heating cost:** £2,186/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- W2 (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9800-2242-0222-5420-3753)

## Description

A covered porch with pillars and tiled floor shelters the hardwood entrance door, which opens into the:

Reception Hall 25'3" x 7'10" having a mahogany wood floor, radiator, hardwood double glazed leaded light bow window to the front aspect, dado rail and decorative cornice bedeck the walls. There are two ceiling roses with light fitments, five power points, stairs to first floor, walk in cloaks cupboard with light fitment and cloak hooks, doors to:

Downstairs Cloakroom 8'3" x 4'1" having a mahogany wood floor, tiling to half height, two piece toilet suite with vanity unit, radiator and a leaded light double glazed window.

Study 8'10" x 7'11" benefiting from a double glazed window to the side aspect, radiator, telephone socket including broadband connection, four power points and a fluorescent light fitment.

Lounge 17'9" x 14'10" benefiting from two leaded light double glazed windows giving dual aspect, feature stone fireplace with a living flame gas fire set within, thirteen power points, two telephone sockets, television aerial and digital sky point. Lighting is provided by two picture lights, three wall lights and a central light fitting with a ceiling rose to match the decorative cornice.

Dining room 12'10" x 12'4" having a mahogany wood floor, fitted dado rail and a decorative cornice, four power points, radiator, one picture light and a central ceiling rose with a light fitting.  A set of sliding doors open into the:

Conservatory 17' x 11' being of brick and uPVC double glazed construction with a tri wall poly carbonate roof the conservatory benefits from a maple hardwood floor, six power points, double radiator, integral ceiling fan and light and French doors to the garden.

From the conservatory there is a doorway to the:

Kitchen/Breakfast room 23'5" x 20'6" the country style kitchen is furnished with a comprehensive range of kitchen furniture including a cherry wood dresser, two eye level units, numerous base units with work surfaces above and a breakfast bar. There is an exposed brick inglenook fireplace with space for a gas or an electric range cooker and having an extractor fan above, built in unit housing the microwave and wine rack. Other features include a decorative slate and terracotta tiled floor; one and half bowl ceramic sink unit with a mixer tap, plumbing for a dishwasher, splash back tiling and eighteen power points. There is an exposed brick fire place and chimney with a multi fuel burner set with in, a leaded double glazed window overlooking the garden as well as a pair of sliding patio doors opening to the garden. Illumination is provided by twelve halogen down lighters, three spot light fitments and two wall lights. From the kitchen there is a return doorway to the reception hall and a further door to:

Utility 16'7" x 10'2" being L shaped it benefits from a ceramic tiled floor, airing cupboard with sliding doors and housing the Santon pressurized hot water system tank and slatted shelving, plumbing for a water softener, gas fired central heating boiler. There are ample cupboards with work surfaces above, plumbing for an automatic washing machine, a single drainer stainless steel sink with mixer tap, two double glazed windows and a door allowing access to the rear. There are eight power points and two fluorescent lights and a further door to the:

Double Garage 18'9" x 16'10" having twin up and over doors, one being a remote control power door, a range of built in storage cupboards, a double glazed window, six power points, light fitting, two water taps

(one for the timed irrigation system) and a loft hatch giving access to more storage space. The garage also has planning permission to convert into an annex. At the rear of the garage is a brick built store accessed from the rear garden.

Returning to the reception hallway and taking the stairs up to the galleried landing, where there are two wall lights, three power points, double glazed windows to the front aspect, access to the boarded loft space, which benefits from a ladder and a light fitment. There are also doors off to:

Master Bedroom 17'9" x 14'10" maximum having two double-glazed windows with leaded lights, double radiator, seven power points, telephone socket, bed side lights with separate control and a central light fitment. En-suite bathroom having karndean flooring to the split level floor. Luxury bathroom fitments including a double glass shower cubicle with a Victorian style diffuser head, contemporary white bath and contemporary miller cherry wash stand unit with white ceramic bowl and matching illuminated wall unit, a low level WC, decorative tiling where appropriate, electric wall mounted hair dryer, towel radiator light fitting and a double glazed window.

Bedroom Two 12'8" x 12'3" having double glazed window to the rear aspect, fitted dado rail, six power points, light fitting and a radiator.

Bedroom Three 12'8" x 12'3" having double glazed window to the rear aspect, fitted dado rail, six power points, light fitting, television aerial point, telephone socket and a radiator.

Bedroom Four 14'7" x 12'9" having double glazed window to the rear aspect, fitted dado rail, six power points, light fitting and a radiator. En-suite shower room with shower cubicle with electric shower fitment, two piece WC suite, extractor fan and a light fitment.

Family Bathroom 10'3" x 7'10"  benefiting from Karndean flooring, four piece bathroom suite featuring a corner bath and a glass shower cubicle. Complimentary tiling to three walls, display niche with a mirrored backdrop, towel radiator and a further radiator, extractor fan and a light fitting.

Exterior: The property is approached from Church lane and passing over the tar macadam bridging spanning a little stream to the front. Twin double five bar gates with brick pillars allow access on to the sweeping block paved driveway, which leads up to the double garage and curves round to the front of the house.  The frontage is completed by a lawn with mature trees and shrubs. The rear garden can be accessed from either side of the property.  

The landscaped rear garden enjoys views over the adjacent fields and has been tastefully set out with a large lawn, mature trees, flower and shrub beds, summer house, garden shed and a patio. The property has added security with ample exterior lighting and a burglar alarm system.

## Property Photos

- ![Front View](/listings/photos/6912277/265329) - Front View
- ![Front](/listings/photos/6912277/265331) - Front
- ![Front](/listings/photos/6912277/265333) - Front
- ![Dining Kitchen](/listings/photos/6912277/265335) - Dining Kitchen
- ![Dining Kitchen](/listings/photos/6912277/265336) - Dining Kitchen
- ![Lounge](/listings/photos/6912277/265337) - Lounge
- ![Bedroom](/listings/photos/6912277/265338) - Bedroom
- ![Bathroom](/listings/photos/6912277/265339) - Bathroom
- ![Bathroom](/listings/photos/6912277/265341) - Bathroom
- ![Garden](/listings/photos/6912277/265343) - Garden
- ![Garden](/listings/photos/6912277/265345) - Garden
- ![Garden](/listings/photos/6912277/265348) - Garden

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MAPLE HOUSE CHURCH LANE, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AF | £385,000 | 01/02/2007 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| GREENWAYS LOW ROAD, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AP | £475,000 | 01/12/2025 | Detached |
| GROVELANDS LOW ROAD, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AP | £375,000 | 08/12/2022 | Detached |
| 5 BIRCH CLOSE, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AL | £540,000 | 14/07/2022 | Detached |
| THE ROCCOS LOW ROAD, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AP | £275,000 | 04/03/2022 | Detached |
| COPPERFIELD LOW ROAD, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AP | £325,000 | 25/01/2022 | Detached |
| [Same street] CEDAR LODGE CHURCH LANE, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AF | £585,000 | 17/12/2021 | Detached |
| ASHCOMBE HOUSE LOW ROAD, WYBERTON, BOSTON, LINCOLNSHIRE, PE21 7AP | £300,000 | 05/07/2021 | Detached |

**Street average:** £585,000 (1 sale)
**Area average:** £381,667 (6 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £257,816 (60 Detached, PE21, 2024–2026)
- **Deviation:** +61%

## Rental Range

*ONS Price Index of Private Rents (Boston). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £715/mo
- **Realistic:** £794/mo
- **Optimistic:** £873/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Lincolnshire Fens (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £863/mo

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £99,250
- **Target investor price (1%):** £79,400

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.*

## Price per Square Metre

- **£/m²:** £1,531/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 7.2%
- **10y growth:** 34.6%

## House Price Index (HM Land Registry)

*Official index for Boston; Detached series; as of March 2026.*

- **1y growth (index):** -0.7%
- **5y growth (index):** 10.3%
- **10y growth (index):** 32.6%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)